Z22-0004bORDINANCE NO. 222-OO04b
AN ORDINANCE OF THE CITY OF DENTON, TEXAS, REGARDING AN AMENDMENTTO THE RAYZOR RANCH OVERLAY DISTRICT BY AMENDING THE DEVELOPMENTSTANDARDS REGARDING THE NUMBER AND LOCATION OF MULTIFAMILYDWELLING UNITS WITHIN THE RAYZOR RANCH SOUTH CAMPUS ENCOMPASSINGAPPROXIMATELY 257 ACRES GENERALLY LOCATED SOUTH OF WEST UNIVERSITY
DRIVE/US 380 AND NORTH OF SCRIPTURE STREET, BETWEEN IH-35 AND BONNIEBRAE STREET IN THE CITY OF DENTON, DENTON COUNTY, TEXAS; ADOPTING ANAMENDMENT TO THE CITY’S OFFICIAL ZONING MAP; PROVIDING FOR A PENALTYIN THE MAXIMUM AMOUNT OF $2,000.00 FOR VIOLATIONS THEREOF; PROVIDING
A SEVERABILITY CLAUSE AND AN EFFECTIVE DATE. (222-OO04b)
WHEREAS, the Rayzor Ranch Overlay District consists of approximately 410 acres on
both sides of US Route 380 and between IH-35 and Bonnie Brae Street, which is more particularly
described and depicted in Exhibit A, attached hereto and incorporated by reference as if set forth
at length herein (“the “District”), and which exhibit’s spatial definitions constitutes the boundariesof the District (the “District Boundaries”); and
WHEREAS, the Denton Development Code authorizes the City Council to approve
overlay districts to protect and enhance certain specific lands and structures which, by virtue of
their type or location, have characteristics which are distinct from lands and structures outside such
special districts and contain such reasonable and necessary requirements to insure the protectionand enhancement of said land and structures; and
WHEREAS, the Denton Development Code authorizes the City Council to approve
overlay districts to establish specific design standards and development regulations to effectuate
the purpose of the district, and may require or address any of the following, in addition to or in
lieu of other regulations affecting the property within the overlay district: (1) protection of features
designated as being of special concern within the district; (2) mixtures or limitations or permitted
uses; (3) special performance standards and development regulations; and (4) other matters as
appropriate to promote the special public interests of the district; and
WHEREAS, on June 15, 2010 the City Council held a public hearing as required by law
and approved the modified Rayzor Ranch Overlay District under Ordinance No. 2010-158,
which incorporated additional regulations under Ordinance 2008-018; and
WHEREAS, on January 26, 2016 the City Council held a public hearing as required by
law and approved the modified Rayzor Ranch Overlay District under Ordinance No. 2016-017,which amended regulations under Ordinance 2010- 158; and
WHEREAS, on September 14, 2022, the Planning and Zoning Commission, in compliance
with the laws of the State of Texas, after having given the requisite notices by publication and
otherwise, held a public hearing and afforded full and fair hearing to all property owners interested
in this regard, and have recommended approval (6-0) of the changes in this ordinance; and
WHEREAS, on September 20, 2022, the City Council likewise conducted a public hearingas required by law, and finds that the request meets and complies with all substantive and
procedural standards set forth in Section 2.7.2 of the Denton Development Code, and is consistent
with the Denton 2040 Comprehensive Plan and the Denton Code of Ordinances, as amended; and
WHEREAS, the City Council finds that the modified Rayzor Ranch Overlay District serves
a public purpose by permitting the development of a regional shopping center and complementary
peripheral development to create a unique, walkable, mixed-use style of development that will set
it apart from other shopping centers in the area; and
WHEREAS, the Planning and Zoning Commission and the City Council of the City of
Denton, in considering the overlay changes in this ordinance, have determined that the changes
are in the best interests of the health, safety, morals, and general welfare of the City of Denton, are
consistent with Denton 2040 Comprehensive Plan, will protect and enhance the Property, and
accordingly, the City Council of the City of Denton is of the opinion and finds that the said overlaychanges should be granted as set forth herein; NOW THEREFORE,
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION 1. The findings and recitations contained in the preamble of this ordinance are
incorporated herein by reference and found to be true.
SECTION 2. Ordinance Nos. 2016-017, 2010-158 and 2008-018 are only amended to the
extent that they are inconsistent with the changes as established herein. Any provisions not
addressed by this ordinance shall continue with full force and effect and any official actions taken
as a result of the original ordinances prior to the effective date of this ordinance are hereby ratified,
affirmed, and adopted. Nothing herein shall repeal or modify any permit approvals for property
within the Rayzor Ranch Overlay District approved prior to the effective date of this ordinance,
including, but not limited to, approved site plans, plats, and building permits and/or any rights that
may be associated with those permits.
SECTION 3. The City Council hereby adopts these amendments to the Rayzor Ranch
Overlay District: the amendments to Section 35.7.15 of the Rayzor Ranch Overlay District as
provided in Exhibit “B” of this ordinance.
SECTiON 4. If any provision of this ordinance or the application thereof to any person orcircumstance is held invalid by any court, such invalidity shall not affect the validity of the
provisions or applications, and to this end the provisions of this ordinance are severable.
SECTION 5. Any person, firm, partnership or corporation violating any provision of this
ordinance shall, upon conviction, be deemed guilty of a misdemeanor and shall be punished by
fine in a sum not exceeding $2,000.00 for each offense. Each day that a provision of this ordinance
is violated shall constitute a separate and distinct offense.
SECTION 6. In compliance with Section 2.09(c) of the Denton Charter, this ordinance
shall become effective fourteen (14) days from the date of its passage, and the City Secretary is
Page 2 of 3
hereby directed to cause the caption of this ordinance to be published twice in the Denton Record-
Chronicle, a daily newspaper published in the City of Denton, Texas, within ten (10) days of the
date of its passage.
Th, m,ti,„ t, ,pprove this ordin,nce w„ m,d, by %rts M% ,„d
seconded by A ) t-SbA N\a,haiFa , the ordinance was passed and approved by
the following vote [1 - a :
Aye Nay Abstain Absent
Gerard Hudspeth, Mayor:,/
\/
\/
Vicki Byrd, District 1 :
Brian Beck. District 2:
Jesse Davis, District 3 :b/
Alison Maguire, District 4:V/
S/
V/
Brandon Chase McGee, At Large Place 5 :
Chris Watts, At Large Place 6:
PASSED AND APPROVED thi, th, n d,y ,f &, 2022.
DN
ATTEST:
ROSA RIOS, CITY SECRETARY b\\ltllltlff
BY:APPROVED AS TO LEGAL FORM:
MACK RE[NWAND, CITY ATTORNEY
M /111 1b;It1b 1: : ; ;(liT:g/q : : 1 5 : 5 8
BY: J v -05'OO'
Page 3 of 3
Exhibit A
HErES AND BOUNDS, PART ONE AND PARr TWO410.28 ACRES (TOTAL)FRANCIS BATSON SURVEY, ABSTRACr NO. 43B.B.B. a C.FLFL COMPAHY SURVEY, ABSTRAar NO. 192crrY OF DwroN, DEHroN COUHIY, TntAS
PART ONE
BEING a tract of land situated in the FrancIs Batson Survey, Abstract No. 43, in the City of Denton, Denton
County, Texas, being all of a alled 121.4759 acre tract (desuiption af Shephard Hall Tract, Tract 2),described in deed to Denton Hillview, L.P., reoord8d in Denton County Clerk's nIe No. 200$127450 of the
Real Property Records of Denton County, Texas, all of a alled 0.22BI acre tract (Tract 1 ), a called 2.1017acre tract (Tract 2) and a culled 2.2200 acre tract (Tract 3) described in deed to Quantum at Denton Self
Storage, L.P., recorded in Volume 5021, Page 01817 of the Real Property Records of Denton County, Texas,part of a called 18.269 acre tract, described in deed to Denton Property JoInt Venture, recorded in DentonCounty Clerk's File No. 00-RC>101370 of the Real Property Records cf Denton County, Texas, all of a alled2.999 acre tract, described in deed to De Hall Properties, Ltd., recorded in Denton County Clerk's File No.
200540231 of the Real Property Records of Denton County, Texas, being part of a called 8.9217 acre tract ofland described in Deed to Mesquite Creek Development, Inc., retxxtled in Volume 4562, Page CB83 of theReal Property Records of Denton County, Texas, and all of LDl 1 of SANDY ADDITION , an addition to the City
of Denton, Denton County, Texas, according to the plat thereof recorded in Volume 13, Page 47 and CabinetJ, Slide 348 of the Plat Records of Denton County, Texas, and beIng more particularly described by mae sand bounds.as follows:
BEGINNING at a 1/2-inch iron rod found for the north end of a comer clip at the intersection of the north
rightof-way line of West UniversIty Drive (U.S. Highway No. 380, a 100.20 foot wide public rightof-way) and
the west right4f-way line of Bonnie Brae Street (a variable width public right4f-way) for the most easterly
southeast comer of the beforementioned Lot 1 of SANDY ADDITION;
THENCE with the comer clip, South 45'48'44- West, a distance of U.93 feet to a 3/4-inch iron nH found forcornec
Eaalath1 gqq.F)
THENCE with the north right-of-way line of West University Drive, the follwing courses.and distances to wit:
-Worth 89'0728- West, a distance of 773.40 feet to a 5/&Inch iron nd with -KHA" cap set for comer;-Worth 88'56'28- West, a distance of 1761.77 feet to a 1/2-inch iron rod hurd for the nutheast comer afthe called 8.9217 acre tract;IIC/1IiB
gIOJ-J
<acjg
giLLI
dIal8alaHe
ET
>yQ(
e,alatEa
i
THENCE leaving the north right-of-way line of West University Drive with the east line of the 8.9217 awe tract,
North 00'23'40" East, a distance of 276.40 feet to a point for comec
THENCE crossing the called 8.9217 acre tract, the following courses and distances to wit:
-North 89'10:52- West, a distance of 227.61 feet to a point for mrnen-North 00'59'35" East, a distance of 80.89 feet to a point for comer;
-Worth 89'00'25- West, a distance of 2g).00 feet to a point for comer in the east line of Let 1 , Block A ofPORTER/ANDRU S ADDITION , an addition to the City of Denton, Denton County, Texas,according to thePlat thereof recorded in Cabinet O, Slide 45 of the Plat Rewtis of Denton County, Texas;
EXHIBliiti
Ordinance A
Page ? of 6
KiRa £R$be
THENCE with the east line of Lot 1 , Block A and the east line of Lot 2, Black A of PORTER/ANDRUS
ADDITiON, an addition to the City of Denton, Denton County, Texas, according to the plat thereof recxxded in
Cabinet V, Slide 856 of the Plat Records of Denton County, Teas, North 00'59'47- West, a distance of 217.71feet to a 5/8-inch iron rod with "KHA- mp set for the northeast comer of Lot 2, Block A;
THENCE with the north and west lines of Lot 2, BIcxk A, the following courses and distances to wit:
-North 88'’42'36- West, a distance of 400.01 feet to a g8-inch iron rtxl with "KHA' cap set for mrneE–South Of'28’09- West, a distance of 28.89 feet to a 5/8-inch iron rod with "KHA" cap set for thenortheast comer of Lot IR, Block 1 of ALVIN AND CHARLOTTE WHALEY ADDITION , an addition to the
City of Denton, Denton County, Texas, according to the plat thereof reoonled in Cabinet I, Slide 148 ofthe Plat Records of Denton County, Texas;
THENCE leaving the west line of Lot 2, Block A of PORTER/ANDRUS ADDITION with the north line of Lot IFI,Block 1 of ALVIN AND CHARLOTTE WHALEY ADDITION, North 8U31'28" West, a distance of 399.39 feet to
a 5/8-inch iron rod with "KHA" cap set in the northeasterly dghtof-way line Interstate Highway No. 35 (a
variable width public right-of-way) for the most northerly northwest corner of Lot 1 R, Block 1 of ALVIN ANDCHARLOTrE WHALPI’ ADDITION;
THENCE leaving the north line of Lot IR, BIa:k 1 of ALVIN AND CHARLOTTE WHALEY ADDITION with thenorthea$terly right-of-way line Interstate Highway No. 35, North 16'0781- West, a distan@ of 632.67 feet to a5/8-inch iron rod with "KHA- cap set fu the southwest comer of Lot 14 of GREENWAY CLUB ESTATES, an
addition to the City of Denton, Denton County, Texas, according to the plat thereof recorded in Volume 4,Page 27 of the Plat Records of Denton County, Texas;
THENCE leaving the northeastedy right-of-way line Interstate Highway No, 35 with the south and east lines ofGREENWAY CLUB ESTATES, the following nurses and distances to wit
dNorth 73'’15'13'’ East, a distance of 51 8.79 feet to a 5/&inch iron rod with "KHA- cap set for the
beginning of a curve to the right;
–Easterly, with the curve to the right, through a central angle of 16'474C)-, having a radIus of 345.00 feet,and chord bearing and distance of North 81 '39'03" East, 100.76 feet, an arc distance of 1 01.13 feet to a5/8-inch iron rod with "KHA" cap set for the end of the curve;-North 89'’58'43" East, a distance of 38+.46 feet to a5/8-inch iron rai with "KH/V cap set for mmec
–North 00“5704" West, a distance of 450.70 feet to a 5/8-inch iron rod with -KHA- mp set for the
southwest comer of Lot 1 , Block 10 of WESTGATE HEIGHTS, an addition to the City of Denton, Denton
County, Texas, according to the plat thereof recorded in Cabinet E. Slide 78 of the Plat Records of
Denton County, Texas;
Enrg
&;
B0at-\,S.r)
MIaIecca
CbI
gPID.j
<IF
hId8aalaqeS
>yaciiS ..U€ER
THENCE leaving the east line of GREENWAY CLUB ESTATES with the south and east lines of WESTGATE
HEIGHTS, the following courses and distances to wit
-North 89'32'37- East, a distance of 48.23 feet to a 5/8-inch iron rod with "KHA" mp set for comec
–South 87'’34'57" East. a distance of 1042.99 feet to a 5/8-Inch Iron rod with "KHA" cap setforcuner;–North OO'3257" East. a distance of 318.04 feet to a 5/8-inch iron rod with "KH/V' mp set for the most
northerly northwest comer of the beforementioned 121 .4759 aae tract
THENCE leaving the east line of WESTGATE HEIGHTS with the north line of the 121 .4759 acre tract, South89'’13'56" East, a distance of 2067.29 feet to a 5/8-inch iron rod with "KH/F mp set in the west right-of-way
line of Bonnie Brae Street;
Page 2 of 6
K]HE!
THENCE leavIng the north line of the 124.4759 acre tract wIth the west rightof-way line of Bulnle Brae StreeC
the followIng courses and distarcn to wit
-South 00'37'18- West, a distance of 1455.38 feet to a 5/&inch inn nx! with "KH/V cap set fu comer;–South 00'26'4U West, a dIstance of 568.70 feet to the POINT OF BEGINNING and containing 153.37acres of land.
Bearing system based upon Texas State Plane CoordInate System, using mmuments RC3610108 ANDR061 0060.
PART TWO
BEING a tract of land situated in the B.B.B. & C.R.R. Company Survey, Abstract No. 192, in the City af
Denton, Denton County, Texas, beIng part of a called 265.6365 acre tract of land (descrlptim of Shephard
Fell Tract, Tract 1 ), described in deed to Denton Hillview, L.P., recorded in Denton County Clerk's File No.200$127450 of the Real Property Records of Denton County, Taos, and an of Lat 3 of LOTS 1,2,8.3PEARCY/CHRISTON ADDITION No. 1, an addition to the City of Denton, Dentm County, Twas, according tothe plat thereof recorded in Cabinet B, Slide :M of the Plat Records of Denton County, Texas, and being morepaniculady described by metes and bounds as fcilaws:
BEGINNING at a 5/&inch iron rai found in the south rightof-way line of West University Drive (U.S. Highway
No. 380, a 100.20 foot wide pubIIc rIght-of-way) for the northerly common comer of Lots 2 and 3 of the
beforementioned LOTS 1,2,8,3 PEARCY/CHRISTON ADDITION:
THENCE leaving the south dghtaf-way line of West University Drive with the mnmon line of hRs 2 and 3,South 01'08'26" West, a distance of 600.00 feet to a 5/8- Inch Iron rrxJ found for the southerly common comerof Lds 2 and 3;
THENCE leavIng the common IIne of Lots 2 and 3 wIth the south IInes of La 2 and Lot 1-C of LOTS 1-A, 1-8,1-C PEARCY/CHRISTON ADDITION No. 1, an addition to the City of Dentm, Denton County, Texas,
according to the plat thereof recorded in Cabinet L, Slide 188 of the Plat Records of Dentul County, Texas,South 89'04'%- East, passing the southeast owner of Lot 1-C at a distance of 711.59 feet and cmtinuing for
a total distance of 730.60 feet to a g&inch iron rod founa in the west rightaf+yay line of Bulnie Brae Street (a
variable wIdth public right-of-way) for the most easterly northeast mIner of the beforementioned 265.6:B5acre tract
E8
hIS
baa!!q,If)
THENCE with the west right-of-way line of Bonnie Brae Street, the fdlaving courses and distances to wIt:k)'
I
aiI
<CSy
;TIO
a(
i)li{
LgalaaCya;iU
>gac
; fthX
g
rE
i
–South 00'58'Bt- Wut, a distance of 1438.01 feet to a 5/&inch iron rod with -KHA- cap set for cornea-South 00'48'51- West, a distance of 1175.56 feet to a 5/8-inch iron rod with "KWV cap set fu thebeginning of a curve to the right;
–Southwesterly, with the curve to the right, through a central angle of 45'01'58-, having a radius of
321.07 feet, and chord bearing and distance of South 23' 19'47" West, 245.91 feet, an arc distance of252.35 feet to a 5/&inch Iron rod found for the beginning of a reverse curve to the lefE
–Southwesterly, with the the curw to the left, through a central angle of 57'31'56", having a radius of392.01 feet, and chord bearing and distance of South 17'04'48- West, 377.30 feet, an arc distance of393.63 feet to a 5/8-inch iron rai found fa the end of the curve:–South 11'41'1 Q" East. a distance of 10.57 feet to a 5/&inch iron rod found for the north end of a
comer clip at the intersection of the north right-of-way line df Scripture Street (a variable width public
right-of-way) and the west right-of-way line of Bonnie Brae Stree€
THENCE wIth the corner cIIp, South 39'33'50- West. a distance of 1 1.48 feet to a W&inch iron rai found fu
the south end of the mmer clip;
Page 3 of 6 nBa REaLM
THENCE with the north right-of-way line of Scripture Street, North 88'58'CXI" West, a distance of 1265.46 feetto a 5/8-inch Iron rtd found in the south tine of the 265.6365 acre tract;
THENCE leaving the north right-of-way line of Scripture Street, the folkxMng nurses and dlstancn to uit:
–North 01 '02'00- East, a distance of 500.06 feet to a 5/&inch iron rod found for mmer;
-North 88'58'00'’ West, a distance of 761.56 feet to a 5/&inch iron rod found forcontec
–South 01'02'00- West, a distance of 500.06 feet to a 5/&inch iron rod found in the north rightofarayline of Scripture Street;
THENCE with the north right-of-way line of Scripture Street, the follwing mlrses and distanws to wit
-North 88'58’00" West, a distance of 318.44 feet to a 5/&inch iron rod with "KFW cap set for corneR
–North 88'48'26" West, a distance of 41.73 feet to a 5/&inch iron rod found in the northeasterly
right-of-way line Interstate Highway No. 35 (a variable width public ngN-of-way) and the north
right-of-way line of Scripture Street for the most southerly southwest comer of the 256.6365 acre tract;
THENCE with the northeastedy right-of-way line Interstate Highway No. 35, the following mlrses anddistances to wit:
–North 15'50'30" West, a distance of 38.32 feet to a 5/&inch iran rod with -KH A" cap set for corneC–North 16'24'00- West, a distance of 3494,36 feet to a g&inch iron rod found for mmu;
-North 14'5CF06" East, a distance of 171.01 feet to a &inch brass disk in concrete found for cornell
–North 46'04'1 2- East. a distance of 303.95 feet to a 5/8-inch Iron rod found for mmen
–North 60'32'22- East, a distance of 114.22 feet to a 5/&inch iron rod found for corner;
-.North 00'58'25- East, a distance of 13.09 feet to a concrete monument found in the south rightof-way
line of West University Drive;
THENCE leaving the nonheasterly rightof-way line Interstate Highway No. 35 with the south rightof-way line
of West UniversIty Drive, the following nurses and distances b wit:EaF)atH
Ba!!
Thr)
–South 88'’56’28" East, a distance of 2440.06 feet to a 5/8-inch iron rod with -KHA- cap set for corneC--South 89'Of'07" East, a distance of 117.72 feet to the POINT OF BEGINNING and containing 256.91acres of land.
Bearing system based upon Texas State Plane Coordinate System, using monuments R0610108 ANDR061 0060.'+'LIhIhI
?rS
I-1
<egLa,J
glaJJ
<ac
Acqaaataq+10U
>Ul
>De
geJ ++BeEli
This document was prepared under 22 TAC 5663.21 , does not reflect the results of an on the ground survey,and is not to be used to convey or establish interests in real property except those rights and Interestsimplied
or established by the creation or reconfiguration of the boundary of the political subdivision for which it was
prepared .
Page 4 of 6
CHIlli:Wm.M
PART ONE, IR37 ACRES
FRANCIS BATSON SURVEY, ABSTRACT NO. 43crrY OF DENTON, DEHrON GOUHW, TEXAS
IaPI RanBOWIE aw STRErt
SO028'+$'W
urlSAinT AnalIaNval la PG +7P.ILDLGT.
BEGINNING
(PARr ONE)
Mo I;;iiif :!!!bRIPART 7153.37 ACRES I
!!ggCALL£D in .4739 JanDESaBPnON A 9£PH4RD HALLTRACt (TRACT acallaN Muv£R LP.ace£ hb. 2w$-r27u>RPnRaaT+
-LJ
CALLED za200 Ages (IR4CT JJotr+rluu Ot oovra$ saf
dn£E#$:Tail&47RJP.RJaQ [
CAuaB PUB asa 40THoewbPIHN QF91EPHAPO HALIJ:f£J%TJLr.&care Mp Z®B-t nvQRPJLD.aT+B mir++;ISt 8.0+/ ,
B CALLED &tgt7 ACRB (TRA6r aJQUAN ruN d OEVTav sarsloan. 111PIVH 3021. Pa gl 817RPnRDea t
E1 g
tH
b8nI
\qr)
ma
3,ObI
mi1 4%{not f)-S&FSR+A<EULPval soa . Pa 01847RP. no.ct I
[ inc
IEl
PI
LIr${a
[!
aalalgnli{I
gbyu217.71 '
.88'60.8alos Cyaaal
bBqe
gil
>gaci
CALLED faz69 AalaDeNTON PRQPERTI’auNT WrruFEaGar. Na OQ-ROIOt 170R+P8RDeCFeTe
IJe
mEg.5.f 6
SCALE:le‘t181C}\inch =500
PART TWO. 256.91 ACRES
B.B.B. a CR.R COMPANY SURVEY, ABSIRACT NO. 192crrr OF DENTON, DEHrON COUNTY, TEXAS
iigg
&
CALLED 12t4759 hERBOE:atP7nN OF SH+IAnD HALaJ;8cvrM!\paGCFe Na 200bl aHSORPJtaEXCTa IPg‘
BUT in\Burr an\E fwuanAY nR an)BmwHR# az nne BOObae Bg_V:I )7t=~W25'EtS.09'OBEGINNING tar J
1\-Nl+SO'WE171.OI'
lpARr TPm)
' Ian IJ&rnm74#nnI 4mRn rn Ican a leXIE J+PAnG C
SOtW'2;'W600.OO'
730.60'
lbw
L
!!tgi
R
§
256.91 ACRESPART 2
CAILED inAn AQFESDtSQRPTIQlt n SEPHJnD HALLnd:&TaKrLwDBQQFe N& 2tX3SPtZ7+SORPaR£lC Fe
Eag
ItS
baI eq.In
alI][cntXW
HI
LI
#88s8txl-w
761aS6'
gD
a(ggg £
tblUalaard6He10U>gDeag
idb573tS6'1
gb
;g
Rn39ZOt‘
LaB393e 6381
la++sDfs8'IR=J2?.07'\L=2SZ3S'CALLED aBs636s AmesDCsaBPnaq aF SeWARD HALL
dlgIrj116LILB.acca Nes ZtXlbt 27W>RRPella Ii
JugB aHHst 784QL=J77.JO'l \abN25r9'4rE\a=24£91'
NISSO'JOV suBIimE StREEtfURIAar lionnOIr+FwHIIP Stl'+l'lO'ElasTI
NB8'+8'26-\
41. 7J'-3r8 iF !.1 -S39'.
IT..
SCAIE:
1 inch = 600 ft.
djBe aq)aa>IPage 6 of 6
K]HEll;n,I,n
Exhibit B
35.7.15. - Rayzor Ranch Overlay District.
The Rayzor Ranch Overlay District classification is hereby defined with respect to approximately fourhundred ten (410) acres of land, legally described in Exhibit "A" to Ordinance 2008-018.
35.7.15.1. Purpose.
The purpose of establishing the Rayzor Ranch Overlay District is to:
A.
B.
C.
Ensure compatibility of new construction with the existing scale and characteristics of surroundingproperties; and
Protect and enhance specific land features which have characteristics distinct from lands andstructures outside this Special Purpose District; and
Provide within the Rayzor Ranch area a combination of land uses arranged and designed inaccordance with sound site planning principles and development techniques; and in such amanner as to be properly related to each other, the immediate surrounding area, the plannedmobility system, and other public facilities, such as water and sewer systems, parks, schools andutilities
35.7.15.2 Application of Regulations.
A.
B.
The Rayzor Ranch Overlay District shall be consistent with the Denton Plan.
The regulations included in this Ordinance apply to the portions of Rayzor Ranch that are locatedboth north and south of US 380/West University Drive (US 380). The portion of Rayzor Ranchnorth of West University Drive (US 380) is hereinafter referred to as Rayzor Ranch Marketplaceand the portion of Rayzor Ranch located south of West University Drive (US 380) is known as
the Rayzor Ranch South Campus.
C.The development regulations that are applicable to properties north of US 380, including thosethat have building permits issued or in process at the date of adoption of this ordinance(specifically Lots 6FR, 7FI, 8Fq, 9, 10, 12 and 13 of the Rayzor Ranch North Addition), and the CookChildren's tract and the Denton Municipal Electric (DME) Substation tract south of US 380 aregoverned the regulations established in Ordinances 2008-284 and 2009-169.
D.The City rules and regulations applicable to the development of property located within the NRMUand RCC-D zoning districts are applicable, except as otherwise provided by this Overlay Districtand further restricted or excepted herein and may not be varied or excepted other than byamendment of these standards.
E.
F.
G.
Provisions for solid waste receptacles shall follow the City of Denton Solid Waste Criteria Manual.
The District shall retain the underlying zoning district and be noted with an overlay designation on
the Official Zoning Map.
The District may be developed in phases. If the common amenities for future phases, includingbut not limited to open spaces, landscaping and/or recreational facilities are not yet constructed;a phasing plan may be considered as a component of the final plat. If provided, a phasing planshall contain a graphic and narrative document that indicates the sequence and time ofconstruction, provides a description of the phasing order (e.g. 1, 2 & 3) and includes infrastructurerequirements for each phase, as amended from time to time with approval of the City Manager.
H Before building permits may be issued for any portion of the project, a Site Plan for that portion ofthe project must be approved in conformance with this Ordinance and appIIcant must demonstrate
compliance with this ordinance and all attached exhibits. The site plan requirement does not applyto Lots 6Ft, 7Ft, 8Fq, 9, 10, 12 and 13 of the Rayzor Ranch North Addition. All other properties
north of US 380 and the Cook Children's tract and the Denton Municipal
Page 1
Electric (DME) Substation tract south of US 380 are governed by the regulations established inOrdinances 2008-284 and 2009-169 including Section 35.7.13.5 Marketplace - Subarea 2Development Standards (RR-3, P, and RR-2) that states in part: Permitted Uses. These usesmust be located within the Subareas as shown on the attached Exhibit B.
I Development within Rayzor Ranch shall conform to the adopted Concept Plan attached as Exhibit"B" to these regulations. The Concept Plan is intended to be used as the first step in the overlaydevelopment process. The Concept Plan establishes the initial plan for general zoning guidelines
in the District by illustrating in graphic form both internal and external streets, thoroughfares, othermeans of access, open spaces, natural resources, uses, densities, intensities and height. Anyadoption of or amendment to the Concept Plan shall follow the procedures for ZoningAmendments in Section 35.3.4 of the Denton Development Code. The following informationshould be provided for a complete Concept Plan:
a.The date, written and graphic scale, north arrow, proposed name of the development, keymap showing the location of the development in relation to existing streets and highways and
dates of preparation and revisions.
b.
C.
d.
The name and address of the property owner or owners, and the design professional
preparing the plan.
The names of the record owners of adjacent land.
Title Block containing: Proposed name of the subdivision or lot of record, acres in platted andunplatted land and total of those acres, survey and jurisdiction (City of Denton, County of
Denton, Texas, for example).
e.
f.
g.
h.
1.
Acreage of the project.
Show and label any proposed phasing limits.
Survey boundaries of the project (or references to the survey).
Proposed general land uses and the acreage of each subarea as defined in Exhibit B,
including open space locations.
Proposed street layout (arterial level required, collector and local to be developed by the
applicant and reviewed by staff) and general location of internal and external streets, alleys,thoroughfares, and other means of access.
J.Development Standards:
i. Maximum height of buildings;
ii. Minimum lot area;
iii. Minimum lot width and depth;
iv. Building setbacks;
v. Maximum lot coverage;
vi. Maximum floor to area ratio;
vii. Off-street parking standards.
k.
1.
m.
n.
One-hundred-year floodplain, floodway and major drainage ways.
City limits and Extraterritorial Jurisdiction (ETJ) boundaries.
Zoning districts and land uses on project and adjacent lands.
Preliminary water and sanitary sewer layout and drainage facilities locations.
Page 2
J.Site Plan–Site Plans are intended to demonstrate and confirm that each phase of-developmentmoving towards construction complies with all of the design requirements of this Ordinance and
the applicable portions of the Denton Development Code. Site Plans shall substantially conformto the Concept Plan as depicted in Exhibit B. The following requirements shall apply:
1 The District may be developed in multiple phases. If the District is developed in phases, aSite Plan shall be approved for each phase. However, this section does not preclude theapproval of an overall Site Plan for the entire District, or a substantial portion of the District,at the option of the property owner.
2.Site Plans shall be approved by the Planning and Zoning Commission in lieu of the Staff
Review Procedure under Sec. 35.3.7 of the Denton Development Code. The Planning andZoning Commission decision on Site Plans may be appealed to the City Council by theapplicant; however, no further public hearing notification or public hearing shall be requiredon appeal. If appealed to City Council, the City Council’s decision on a Site Plan is final.
3.Complete Site Plans shall confirm the zoning details previously approved in the Concept Planas well as provide additional design and architectural standard details by illustrating in agraphic form the following
a.
b.
C.
d.
e.
f.
Acreage in project shown by survey and certified by a registered surveyor;
Permitted land uses and acreage of each land use;
Land uses and zoning of adjacent properties;
Drainage facilities;
Other existing or proposed off-site improvements as required;
Location, type and size of all streets, alleys, parking lots and spaces. loading areas orother areas to be used for vehicular traffic;
g.
h.
1.
J.
k.
1.
Proposed access and connection to existing or proposed streets and traffic generatedby the proposed uses;
Non-residential: location, maximum height (in feet), minimum setbacks, and maximum
floor area ratio (FAR) of buildings;
Residential development must show number, location and dimension of all lots,
minimum setbacks, number of dwelling unit and density;
Location of all creeks, ponds, lakes, floodplain, and/or other water retention or majordrainage facilities and improvements;
Location size and route of all major water, wastewater, electrical lines and other facilities
necessary to serve the project;
Location of all protected trees (10+ inches) and a detailed landscape plandemonstrating compliance with the approved landscape requirements for Rayzor Ranchas set for in Exhibit "D";
m. Location, type and size of all fences, berms, or screening features;
n. Sidewalks or other pedestrian or bicycle access;
o. Building elevation(s); and
p. Demonstrated compIIance with the architectural standards in Exhibit C, with attachedappendices as applicable.
K Approval Criteria. Site Plans shall be approved if:
1 The Site Plan substantially complies with the Concept Plan previously approved by CityCouncil
Page 3
2.The Site Plan provides for the design and arrangement of driveways and parking spaces inaccordance with the applicable requirements of the Denton Development Code, as modified
by the Rayzor Ranch Overlay District;
3.There are adequate utilities, drainage and supporting infrastructure or it shall be provided inaccordance with the applicable requirements of the Denton Development Code, as modified
by the Rayzor Ranch Overlay District;
4.The Site Plan fully complies with all other sections of the Rayzor Ranch Overlay District.
L.Minor Amendment. The Director of Development Services may approve minor aestheticdeviations to architectural elevations and other approved site design standards and details
associated with the Rayzor Ranch Overlay District, if necessary to protect the viability of thedistrict as a whole, except that no amendment may change any use restriction or subareaboundary.
M.Expiration of Site Plan. Any approved Site Plan shall be valid for twenty-four (24) months from the
date of its approval. If no construction begins pursuant to a building permit issued for the propertywithin the twenty-four (24) months, the site plan shall expire and no longer be valid. The Planningand Zoning Commission may, for good cause, extend for up to three hundred sixty (360) daysthe expiration date of the Site Plan.
35.7.15.3 Land Divisions.
The Rayzor Ranch overlay district shall be divided into two (2) major divisions, separated generallyby US 380 (University Drive): the Rayzor Ranch Marketplace; and the Rayzor Ranch South Campus.
A.The Rayzor Ranch Marketplace shall be divided into three (3) subareas as depicted in Exhibit Band detailed below.
1.RR-3– The Rayzor Ranch Marketplace RR-3 Area, depicted as RR-3 on Exhibit B, isintended as a retail area with uses allowed in the RCC-D zoning district classification anduse designation, as further modified by this overlay zoning district, and designed to promotethe overall character and purpose of this overlay district. The RR-3 section of the RayzorRanch Marketplace (RR-3) is referred to as the RR-3 Area in the Architectural Standards,Landscape Standards, and Signage Standards in Exhibits B, C, D, and E, and vice versa.
2.RR-2– The Rayzor Ranch Marketplace RR-2 Area, depicted as RR-2 on Exhibit B, isintended to as a retail area with uses allowed in the RCC-D zoning district classification anduse designation, as further modified by this overlay zoning district, and designed to promotethe overall character and purpose of this overlay district. The RR-2 section of the RayzorRanch Marketplace is referred to as the RR-2 Area in the Architectural Standards,Landscape Standards, and Signage Standards in Exhibits B, C, D, and E, and vice versa.
3.Residential (NRMU-12 & NR-3)– The Rayzor Ranch Marketplace Residential Area,depicted as NRMU-12 and NR-3 on Exhibit B, is intended for residential development.Development standards for this area are provided in Exhibit C-4.
B The Rayzor Ranch South Campus shall be divided into the following five (5) subareas, as
depicted in Exhibit B:
1 Town Center (RR-1)– The Town Center (RR-1), depicted as RR-1 on Exhibit B-1, isintended to define a mixture of certain specified nonresidential, retail and residential usescurrently allowed within the RCC-D zoning district classification and use designation, asfurther modified by this overlay zoning district, and designed to promote the overall characterand purpose of this overlay district. The Town Center (RR-1) is also referred to as the RR-1Area in the Architectural Standards, Landscape Standards, and Signage Standards inExhibits B, C-1, D-1, and E-1 and vice versa.
Page 4
2.South RR-2 District– The South RR-2 District is intended to define certain specified usescurrently allowed within the RCC-D zoning district classification and use designation, asfurther modified by this overlay zoning district. The South RR-2 District is also referred to as
the South RR-2 Area in the Architectural Standards, Landscape Standards, and SignageDistrict in Exhibits C-1, D-1, and E-1
3.South Mixed-Use District– The South Mixed Use District is intended to accommodate
certain specified nonresidential, single-family and multi-family residential uses, as furthermodified by these overlay requirements. The South Mixed-Use District will also be referredto as the RR, BH, MF, O, CC, P, Hotel, and SF Areas in the Architectural Standards,
Landscape Standards, and Signage Standards in Exhibits to be incorporated in Exhibits C-2, C-2A, C-2B, C-3, D-2, and E-2.
4.DME Substation– The DME Substation property is intended to accommodate a utilitysubstation and is governed by the regulations established in Ordinances 2008-284 and 2009-169
5 Cook Children's Hospital– The Cook Children's property is intended to accommodate ahospital and is governed by the regulations established in Ordinances 2008-284 and 2009-169
6.Drill Pad– The Drill Pad property is intended to accommodate gas well development, andis governed by Ordinances 2008-284 and 2009-169, and further restricted by Specific Use
Permit (SUP) No. S09-0006, Ord. No. 2009-257.
35.7.15.4 Development Standards.
A.Generally. The Rayzor Ranch Overlay establishes architectural and landscape design asdevelopment standards to effectuate the purpose of the district. The City rules and regulationsapplicable to the development of property in the RCC-D and NRMU districts are applicable, exceptas otherwise provided by this Overlay District and further restricted or excepted herein.
B Definitions. The following definitions shall apply to the Rayzor Ranch Overlay District:
1 Amenity Center: A facility used by and for the benefit of the members of an HOA, CommonOwnership Entity, or Multifamily complex. Amenity Centers may include indoor and outdoorcomponents and facilities including, but not limited to; pools, gym/fitness center, game
rooms, offices, meeting rooms, and lounges.
2. Age Restricted Multi-Family: Multi-Family development whose residents are restricted to
those age 55 and over.
3.Big House: A type of residential development where ten (10) or fewer dwelling units are
located in a single building which is intended to resemble a single large house. The dwellingunits can be vertically or horizontally integrated. Dwelling units developed as a Big Houseuse wiN count towards the total number of multi-family dwelling units and not toward the totalnumber of single-family dwelling units allowed in Rayzor Ranch listed in Section35.7.15.7.A. 1
4.Continuing Care Retirement Center: A facility that integrates multiple senior living optionsinto one (1) facility which may include skilled nursing, assisted living, dementia care, as wellas independent living. This use is not considered a multi-family dwelling unit. (Ordinance No.
2007-1 10)
5.Convention Center: A facility used in connection with a convention or meeting center, orsimilar facility, including auditoriums, exhibition halls, facilities for food preparation andservice, parking facilities, administrative offIces and ancillary development such as a hotel.
6 Garden-Style Home: A single-family dwelling on a separate lot with building setbacks onlyon three (3) sides commonly developed in a cluster formation. This development type is alsoknown as zero lot line homes or patio homes.
Page 5
7.
8.
Helipad: A landing pad for occasional use by rotary wing aircraft. Regularly scheduled stopsand fueling or servicing facilities are not permitted as part of this use.
Open Space: Open space includes all surface areas of the project that are not covered withenclosed buildings, or parking and drive areas. Pedestrian plazas and sidewalks (covered oruncovered) count as Open Space. In addition, areas of Rayzor Ranch, such as easementsor rights-of-way, that may be owned or controlled by a governmental agency, but that arebeing maintained privately, will count towards the open space and landscape arearequirements. Open Space in the Marketplace shall be defined by Ordinance 2009- 169.
9.Plaza or Public Area Space: An area identified on an approved Site Plan which is
designated for public or civic use. This area can be part of a private development or includedwithin a Park.
10.
11.
12.
Rayzor Ranch: The comprehensive development which includes all phases defined withinthe Rayzor Ranch Overlay District. (Ordinance 2008-284).
Stormwater Control and/or Detention Areas: Facilities dedicated to the collection, ortransportation of stormwater runoff
Storm Water Control: Storm water controls (sometimes referred to as best managementpractices or BMPs) are constructed storm water management facilities designed to treatstorm water runoff and/or mitigate the effects of increased storm water runoff peak rate,volume and velocity due to urbanization.
13.
14.
Storm Water Quality Areas: Facilities for the collection and treatment of storm water runoff.
Townhouse-style: A dwelling structure not to exceed three (3) stories in height, containing
a minimum of three (3) and no more than eight (8) dwelling units within a building, which isconstructed in a series or group of attached units on one (1) lot, up to eight (8) units, meetingfire protection requirements and the following additional requirements. Seventy-five (75)percent of the dwellings built in compliance with the Townhouse Style developmentregulations are considered attached single-family dwelling units for the purpose of calculatingthe total number of units allowed in the Rayzor Ranch South Campus and will count towardsthe total number of single-family attached dwelling units and not toward the total number ofmulti-family dwelling units allowed in Rayzor Ranch listed in Section 35.7.15.7.A.1.
Conversely, twenty-five (25) percent of each phase of the Townhouse-style dwellingsconstructed shall count against multifamily.
a. Each unit features at least two (2) points of direct exterior access to the structure;
b. Each unit is separated from the other dwellings in the structure by fire rated commonwalls;
C.No units are vertically above or below another uses or unit within the structure;
d.Each unit features an individual meter for each utility; and
e.Each unit features access to a public street or alley.
35.7.15.5 Marketplace–Subarea 1 Development Standards (SF-1) as defined in Ordinance 2008-284
A In Subarea 1 of the Rayzor Ranch Marketplace, the City rules and regulations applicable to thedevelopment of property located within the NR-3 and NRMU-1 2 zoning districts are applicable tothe respective areas shown on Exhibit B, except as otherwise provided by this Overlay Districtand further restricted or excepted as follows:
1. Permitted Uses. The following uses must be located within the NR-3 and NRMU-12portions Subarea 1 as shown on Exhibit B and as further defined in Exhibit C-4.
Page 6
a. NR-3: Single-family dwellings.
b. NRMU-12: Single-family dwellings, attached single-family dwellings (townhomes). and
big houses.
c. Amenity Center. Accessory garages and storage.
2. Design Standards.
a. Exhibit C-4 to this ordinance sets forth the site design, landscaping, and architecturalstandards for both the NR-3 and NRMU-12 portions of Subarea 1 of the Rayzor RanchMarketplace.
35.7.15.6 Marketplace–Subarea 2 Development Standards (RR-3, P, and RR-2) as defined inOrdinance 2008-284.
In Subarea 2 of the Rayzor Ranch Marketplace, the City rules and regulations applicable to thedevelopment of property located within an RCC-D zoning district are applicable, except as otherwise
provided by this Overlay District and further restricted or excepted as follows:
Permitted Uses. These uses must be located within the Subareas as shown on Exhibit B asfollows:
A.RR-3: Wholesale sales; retail construction materials sales with a minimum floor area of onehundred thousand (100,000) square feet; quick vehicle servicing; garden center withcontainer plant materials and associated garden supplies only accessory to retail or a homeimprovement center in excess of one hundred thousand (100,000) square feet, retail salesand services, restaurants, parks and open space and professional services and offices. Allother uses are prohibited.
B. RR-2: Retail sales and services, restaurants, drive-through facilities, indoor recreation, parksand open space and professional services and offices. All other uses are prohibited.
C. P: Parks and open space, water quality feature as defined in this ordinance. All other usesare prohibited.
35.7.15.7 South Campus–General Use and Development Standards.
A.Residential Dwelling Units.
1 The South Campus shall not exceed the following number of dwelling units by type
a.
b.
One hundred eighty-five (185) single-family detached dwellings;
Four hundred ninety-six (496) single-family attached dwellings;
c. Two thousand (2,000) multi-family units.
I One thousand two hundred and fifty (1,250) of the allowed two thousand (2,000)multi-family dwelling units are to be constructed inside the Density Zone andcannot be rented by the room and cannot contain more than three (3) bedrooms in
any individual unit.
ii. The remaining seven hundred fifty (750) multi-family dwelling units can be builtwithin the density zone or outside of the density zone within any subdtstrlct in theSouth Campus that lists multi-family as an allowable land use withinin thisOrdinance and cannot contain more than three (3) bedrooms in any individual unit.
d. Approved densities shall be contingent upon demonstration that planned public
infrastructure is sufficient to sustain the herein approved densities.
2. The first seven hundred fifty (750) multi-family residential units in the South Campusshall not be permitted or constructed until the non-residential component of Phase 1 of theTown Center (RR-1) has had a site plan approved, and until the first one hundred thousand(100,000) square feet of the Town Center (RR-1) and RR-2 construction has: (1) receivedbuilding permits, and (2) has been inspected and issued a green tag by the City
Page 7
for the building foundations. The remaining one thousand two hundred and fifty(1,250) multi-family residential units may be permitted and constructed when the
first six hundred thousand (600,000) square feet of the Town Center (RR-1 ) and
RR-2 construction has received building permits and the City has inspected andissued a green tag for the building foundations.
South Campus–Town Center (RR-1 ).
1. The Town Center (RR-1) property is located within an RCC-D base zoning district. Permitteduses are limited to the specific land use categories set forth below, as defined, limited andpermitted by the Denton Development Code for the RCC-D zoning district classification anduse designation, or as further restricted or excepted in this overlay.
a. Permitted Uses:
i. Hotels;
ii. Retail Sales and Services;
iii. Movie Theaters;
iv. Restaurants;
v. Drive-through Facilities;
vi. Professional Services and Offices;
vii. Outdoor Recreation, including an amphitheater;
viii. Indoor Recreation;
ix. Commercial Parking Lots;
x. Parks;
xi. Open Space;
xii. Hospital;
xiii. Medical Centers;
xiv. Convention Center
xv. Storm Water Control and/or Detention;
xvi. Major Event Entertainment;
xvii. Storm Water Quality Areas;
xviii. Multifamily.
b. Allowable with limitations:
i. Community Service - Restricted to museums, educational facilities and
governmental uses only.
c. Allowable through Specific Use Permit approval:
i. Basic Utilities;
ii. Group Homes.
d. Sexually-oriented businesses and all other uses defined by the Denton DevelopmentCode are prohibited.
Density and Intensity:
a. The maximum F.A.R. shall be 4.0.
B.
2.
Page 8
b. The maximum lot coverage shall be ninety (90) percent in accordance with AppendixD-1
c. The minimum landscaped area shall be ten (10) percent in accordance with AppendixD-1
d.The minimum tree canopy coverage at maturity shall be twenty-five (25) percent inaccordance with Appendix D-1.
e.The maximum building height shall be one hundred (100) feet above grade, except for
hotels and office uses which shall not exceed two hundred (200) feet in height abovegrade. No structure shall exceed a maximum height above mean sea level as
determined by the Federal Aviation Administration (FAA) or other appropriate regulatoryagency
f.As set forth in Figure 2 of Section 35.13.13.2 of the Denton Development Code, a
residential proximity slope shall be present between new development within the RayzorRanch South Campus and an existing single-family use outside of the Overlay District.A thirty-five-degree residential proximity slope angle is measured from a point forty (40)
feet above grade at the minimum setback line.
3. Design Standards.
a. Exhibits C-1, D-1, and E-1 to this ordinance set forth the Architectural Standards
Landscape Standards, and Sign Standards for the Town Center (RR-1).
C.South Campus–South RR-2 District.
1 The South RR-2 District property is located within an RCC-D base zoning district. Permitteduses are limited to the specific land use categories set forth below, as defined, limited andpermitted by the Denton Development Code for the RCC-D zoning district classification anduse designation, or as further restricted or excepted in this overlay.
a. Permitted Uses:
i. Hotel;
11.
111.
IV.
V.
VI.
VII.
VIII
Retail Sales and Services;
Movie Theaters;
Restaurants;
Drive-through Facilities
Professional Services and Offices;
Quick Vehicle Servicing;
Outdoor Recreation;
ix. Indoor Recreation ;
x. Parks;
XI.
XII .
XIII.
XIV.
XV.
XVI .
Open Space;
Hospital;
Medical Centers;
Convention Centers;
Storm Water Control and/or Detention;
Storm Water Quality Areas.
Page 9
b. Allowable with Limitations:
1.Community Service–Restricted to museums,
governmental uses only.
educational facilities and
C.Allowable through Specific Use Permit approval:
i. Group Homes;
ii. Basic Utilities;
d. Sexually-oriented businesses and all other uses defined by the Denton DevelopmentCode are prohibited.
2.Density and Intensity:
a. The maximum F.A.R. shall be 4.0.
b. The maximum lot coverage shall be ninety (90) percent in accordance with AppendixD-1
c. The minimum landscaped area shall be ten (10) percent in accordance with AppendixD-1
d. The minimum tree canopy coverage at maturity shall be twenty-five (25) percent in
accordance with Appendix D-1.
e.The maximum building height shall be one hundred (100) feet above grade, except for
hotels and office uses which shall not exceed two hundred (200) feet in height abovegrade. No structure shall exceed a maximum height above mean sea level asdetermined by the Federal Aviation Administration (FAA) or other appropriate regulatoryagency
f.As set forth in Figure 2 of Section 35.13.13.2 of the Denton Development Code, a
residential proximity slope shall be present between new development within the RayzorRanch South Campus and an existing single-family use outside of the Overlay District.A thirty-five-degree residential proximity slope angle is measure from a point forty (40)feet above grate at the minimum setback line.
3. Design Standards.
a. Exhibits C-1, D-1, and E-1 to this ordinance set forth the Architectural Standards,
Landscape Standards, and Sign Standards for the South RR-2 District.
D.South Campus - South Mixed Use District.
1 The South Mixed Use District property is located within the RCC-D and NRMU base zoning
districts. Permitted uses are limited to the specific land use categories set forth below, asdefined, limited and permitted by the Denton Development Code for the RCC-D and NRMUzoning districts classification and use designation, or as further restricted or excepted in thisoverlay. Permitted uses listed in Subsections “a” through “d” below are generally applicablein this district and are further defined for each Subarea designation shown on Exhibit B inSubsection “e” below:
a. Permitted Uses:
1.
11.
111.
IV.
V.
VI .
VII
Single Family Dwellings;
Attached Single Family Dwellings;
Community Homes for the Disabled;
Multi-Family Dwellings.
Townhouse-style Dwellings;
Hotels;
Retail Sales and Services;
Page 10
viii. Movie Theaters;
ix. Restaurants;
x. Professional Services and Offices;
xi. Indoor Recreation;
xii. Parks;
xiii. Open Space;
xiv. Hospital;
xv. Medical Centers;
xvi. Big Houses;
xvii. Elderly Housing;
xviii. Continuing Care Retirement Centers;
xix. Convention Center;
xx. Storm Water Control and/or Detention;
xxi. Storm Water Quality Areas;
b. Allowable with Limitations:
i. Community Service - Restricted to museums,
governmental uses only.
educational facilities and
C.Allowable through Specific Use Permit approval:
i. Major Event Entertainment;
ii. Group Homes;
iii. Basic Utilities;
IV.
V.
Helipads as an accessory use to a Hospital.
Quick Vehicle Servicing (SUP required when abutting residential use or zonedproperty, otherwise use is permitted in the RR designated areas as shown in ExhibitB)
VI .Drive-through Facilities (when abutting residential use or zoned property otherwiseuse is permitted in the RR designated areas as shown in Exhibit B);
d. Sexually-oriented businesses and all other uses defined by the Denton DevelopmentCode are prohibited.
e. Exceptions
The uses listed above are permitted within the area designated as BH/MF/O/SF inExhibit B except for Hotels, Retail Sales and Services, Movie Theaters,
Restaurants, Drive-Through Facilities, Quick Vehicle Servicing, Indoor Recreationand Convention Center are not permitted.
The only uses permitted within the area designated as SF in Exhibit B are Single
Family Dwellings, Attached Single Family Dwellings, Community Homes for theDisabled, Parks, and Open Space.
The only permitted uses in O/SF are Single Family Dwellings, Attached SingleFamily Dwellings, Community Homes for the Disabled, Parks, Open Space, andProfessional Services and Offices.
The only permitted uses in P in Exhibit B are Parks and Open Space.
Areas designated as South RR-2 within this District follow the guidelines for theSouth RR-2 District identified in Section C above.
Page 11
2.Density and Intensity.
a. The maximum F.A.R. shall be 4.0.
b.
C.
d.
The maximum lot coverage shall be 90%. (80% for Single-Family Detached
Residential)
The minimum landscaped area shall be 10%. (20% for Single-Family Detached
Residential)
The minimum tree canopy coverage at maturity shall be determined in accordancewith Exhibits C-2A, C-2B, C-3, and D-2.
e. The maximum building height shall be 65 feet for single-family and townhouse, 100' forall others, except for hotels and office uses which shall not exceed 200' in height abovegrade and shall not exceed a maximum height above mean sea level as determined bythe Federal Aviation Administration (FAA) or other appropriate regulatory agency.
f. A residential proximity slope shall be present between new development within theRayzor Ranch South Campus and an existing single-family use outside of the OverlayDistrict. A 35-degree residential proximity slope angle is measure from a point 40 feetabove grate at the minimum setback line.
3.Design Standards.
a.
b.
Exhibits C-2, C-2A, C-2B, C-3. D-2. and E-2 to this Ordinance set forth the Architectural
Standards, Landscape Standards, and Sign Standards for the South Mixed Use District.
All Multi-Family development located on property east of Heritage Trail will comply withthe site design standards in Exhibit C-2A. All Multi-Family development located on
property west of Heritage Trail will comply with the site design standards in Exhibit C-3.
C.
d.
All single-family development will comply with the site design standards in Exhibit C-2B.
All nonresidential buildings within the South Mixed-Use District (all uses except multi-family and single family) except for those areas designated as South RR-2 will complywith the site design standards in Exhibit C-2. Areas designated as South RR-2 within thisDistrict follow the guidelines for the South RR-2 District identified in Section C above.
35.7.15.8 Landscaping and Tree Mitigation.
A Suk>chapter 13 of the Denton Development Code and Site Design Criteria Manual shall apply tothe Rayzor Ranch South Campus regarding landscaping and Tree Mitigation. Additionally, the
following standards shall apply:
1. Landscaping and Tree Mitigation shall meet the standards as set forth in Exhibits D, D-1 andD-2 of this Ordinance.
2.
3.
Trees planted to address tree mitigation will be credited on the actual caliper inch of the tree
planted.
Required tree mitigation funds will be put into a segregated tree mitigation accountadministered by the City of Denton. These funds will be released back to the Developerincrementally at the rate of one hundred twenty-five dollars ($125.00) per caliper inch fortrees planted by the Developer, as the Developer certifies to the City that the trees have beenplanted and are in a healthy condition and the City arborist confirms that the trees have been
planted and are in a healthy condition.
4.
5
Mitigated trees may be planted throughout the Rayzor Ranch property or as specified in
Exhibits D, D-1 and D-2.
Any open space, tree canopy, landscape area, and tree mitigation credits establishedpursuant to Ordinance 2009-169 may be applied throughout the entirety of Rayzor Ranch.
Page 12
6. Open space, tree canopy, and landscape shall be calculated as part of the entirety of RayzorRanch rather than on a site-by-site basis.
7. Tree preservation requirements can be found in Subchapter 13 of the Denton DevelopmentCode
8. Refer to Table 35.13.7.B in the Denton Development Code for preservation and mitigation
requirements.
35.7.15.9 Architecture.
A. Architecture must meet the standards set forth in Exhibits "C", "C-1”, “C-2", “C-2A”, “C-2B”, “C-
3", “C-4”, or “C-5" of the Ordinance and shall meet the guidelines stated in each District Designheading as stated within the Ordinance.
35.7.15.10 Parking Standards.
A.The rules and regulations per Subchapter 14 of the Denton Development Code and Site DesignCriteria Manual shall apply to the Rayzor Ranch South Campus regarding parking standards with
the following exceptions:
1
2.
Maximum Allowable Number of Parking Spaces.
a.Subsection 35.14.4.F shall not apply to the Rayzor Ranch Overlay.
Parking in the rear or front.
a. Subsection 35.13.13.3.C is excepted to allow parking in front of a building (between thebuilding and street or right-of-way), if it meets the requirements in the LandscapeStandards. Exhibit D-1 or D-2
3. Subsection 35.14.7 C Mixed Uses shall not apply to residential uses with a base zoning ofNRMU District and located in the South Mixed-Use District east of Heritage Trail insofar as
a parking reduction beyond the minimum required amount shall not be granted for anyresidential uses.
35.7.15.11 Drainage.
A.General.
1. In this overlay district, the drainage improvements shall be designed in accordance with therequirements provided in the Denton Development Code Section 35.19 and the DrainageCriteria Manual.
2.Final Acceptance or Certificate of Occupancy of any structure in the South Campus (RR-1or RR-2) district may not be requested until the improvements to the detention pond west ofBonnie Brae Road and North of U.S. 380 are accepted by the Public Works Inspection
Department.
3.Approval may not be granted for any Final Plat that does not comply with the stormwaterrequirements of the Denton Development Code and Criteria Manuals.
B Storm Water Quality.
1.Preliminary and Final Plats within the drainage area south of US 380/West University Drive,for land that drains into North Lakes Pond, will include provisions for onsite or regional stormwater quality enhancement, including dedication of drainage easement areas as necessaryto construct the storm water quality structural controls and management practices asdescribed in Exhibit "F". Approximately seventy-six (76) acres of Rayzor Ranch South drainsinto the water quality/detention basin north of West University Drive (US 380). Thestormwater quality controls approved in the Rayzor Ranch iSWM Plan do not account for anyhot spots polluting areas south of University Drive. In the event of a proposed use within theseventy-six (76) acres met the definition of a hot spot pollutant generator, an evaluation ofthe capacity of the iSWM treatment traIn could be required and addItional stormwater quality
controls may be required.
2. The storm water quality controls shall be constructed as part of the storm drainage
Page 13
improvements for the development.
3.Engineering inspection fees shall be paid to the City for the inspection of all storm water
quality controls during construction. Upon City's request, designer shall certify to the best ofthe designer's knowledge, that the storm water quality controls and management practiceswere constructed in accordance with the approved plans.
a. Building Permits are not prohibited by these additional drainage restrictions above,provided that a construction schedule is committed to for the improvements, an onsitedetention pond has been constructed and accepted by the City, and all other applicablerequirements for issuance have been satisfied.
35.7.15.12 Transportation.
A. Required Improvements in Addition to Those Required by the Denton Development Code andCriteria Manuals:
1. Required twenty-foot visibility triangles shall be measured from the curb line not the propertyline
2.Allegiance Hillview, L.P. or its assignee will construct, at its expense, those segments ofHeritage Trail Boulevard and Panhandle Street abutting and adjacent to the Cook Children'sHospital Tract. Allegiance Hillview, L.P. or its assignee will work with City of Denton staff toset forth triggering points for roadway and other infrastructure improvements based on
platting activity, traffic impact analyses, etc.
35.7.15.13 Street Standards.
A. In this overlay district, the City rules and regulations regarding street standards, as well as thestandards designed and incorporated by Section 35.20.2 shall apply.
B. Traffic circles or roundabouts are allowed and encouraged in Rayzor Ranch subject to approvalby the City Engineer and the Denton Development Code and Criteria Manuals.
35.7.15.14 Water and Wastewater Standards.
A. In this overlay district, the City rules and regulations regarding water and wastewater standardsshall apply.
B. Allegiance Hillview, L.P. or its assignee will work with City of Denton staff to set forth triggeringpoints for water and wastewater infrastructure improvements based on analysis, studies ormodels undertaken to support specific final plat activity.
35.7.15.15 Gas Well Development.
A. Gas well development is permitted only within the area designated as the "Drill Pad" on Exhibit B,
with Specific Use Permit approval from City Council prior to issuance of a gas well plat and drillingsite plan. All gas well development will be subject to the requirements of the Denton DevelopmentCode, and as further restricted by Ordinances 2008-284, 2009-169, 2009-257, and 2015-233.
35.7.15.16 Property Owner Associations (POA).
A One (1) or more Property Owner Associations (POA) shall be established from the maintenanceof all common property not fully dedicated for public use. Documents establishing the POA must
be submitted and approved as a required component of the final plat application, providing for themaintenance, repair, replacement and liability obligations of the POA for private roads, alleys,gates, fences, street lighting, drainage and or other held facilities and/or common areas,
appurtenances, associated ancillary items and improvements.
1. The POA shall authorize the City to file a lien, to foreclose, or to otherwise secure paymentfrom property owners concerning the maintenance, repair and placement, in part or in whole,of all privately held common areas, including but not limited to stormwater control and/or
Page 14
detention areas, stormwater quality areas, street lighting and other appurtenances and/or
other associated ancillary items.
The POA documents must be submitted to, reviewed and approved by the City Attorney,prior to final plat approval for plats that include common areas.
The POA may not be dissolved, nor may deed restrictions and covenants providing formaintenance of common areas be deleted or amended, without prior written consent of the
City Council and plat amendment.
The final plat and restrictive covenants shall contain language whereby the property ownersdefend and hold harmless the City from claims and suits for property damage or bodily injury(including death) arising from the conditions, use or operation of any privately owned parks,
open spaces, common amenities, streets or facilities.
2.
3.
4.
Editor’s note– Ordinance No. 2016-017 adopted January 26, 2016, has adopted by reference
Exhibits A–H. Copies can be found in the Planning Department.
(Ord. No. 2002-322, 9- 17-2002)
(Ord. No. 2004-233, 8-17-2004)
(Ord. No. 2005-099, 3-22-2005)
(Ord. No. 2006-085, 3-21-2006)
(Ord. No. 2006- 139, 5-16-2006)
(Ord. No. 2006-303, 10-17-2006)
(Ord. No. 2007-068, 3-27-2007)
(Ord. No. 2007-095, § 2(exh. A, § 35.7.14), 5-1-2007)
(Ord. No. 2007-110, 5-15-2007)
(Ord. No. 2007-238, § 2, 10-2-2007)
(Ord. No. 2008- 136, § 3(35.7.13), 6- 17-2008)
(Ord. No. 2008-284, 11-4-2008)
(Ord. 2009- 117, 5-5-2009)
(Ord. No. 2009- 169, 7-21-2009)
(Ord. No. 2010-158, § 2, 6-15-2010)
(Ord. No. 2011-225, § 2, 11-1-2011)
(Ord. No. 2013-045, § 2, 2-5-2013)
(Ord. No. 2013-313, § 2, 1 1-5-2013)
(Ord. No. 2014-406, § 6, 12-1-2014)
(Ord. No. 2016-017, § 3, 1-26-2016)
(Ord. No. 2016-080, § 2, 3-1-2016)
(Ord. No. 2016-312, § 3, 10-11-2016)
(Ord. No. 218-0001b, § 3(Exh. C), 3-6-2018)
Page 15
List of Exhibits
Exhibit A
A-1 Metes and Bounds Description of the Rayzor Ranch Overlay District North
A-2 Metes and Bounds Description of the Rayzor Ranch Overlay District South
Exhibit B – Concept Plan
B-1 Concept/Schematic PlanB-2 REPEALED ORDINANCE 2016-017
B-3 Density Zone Plan
B-4 Zoning Map
B-5 Site Plan: Marketplace/DME/Cook Childrens
Exhibit C – Architectural Standards
C Marketplace Architectural Standards
C-1 South RR-2 and Town Center (RR-1) Architectural Standards
C-2 South Mixed-Use Architectural Standards
C-2A South Mixed-Use, Multi-Family Architectural Standards (East of Heritage Trail)
C-2B South Mixed Use, Single-Family Architectural Standards
C-3 South Mixed Use, Multi-Family Design Standards (West of Heritage Trail)
Exhibit D – Landscape Standards
D Marketplace Landscape Standards
D-1 South RR-2 and Town Center (RR-1) Landscape Standards
D-2 South Mixed-Use Landscape Standards
Exhibit E
E Marketplace Sign Standards
E-1 South RR-2 and Town Center (RR-1) Sign Standards
E-2 South Mixed-Use Sign Standards
Exhibit F – Water Quality Standards for the portion of South Campus, South RR-2 District that
drains to North Lake and Drainage Map
Exhibit G – Trade Dress Criteria
Exhibit H – Street Sections
Page 16